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CI~ OF SAN BERNARDQo - REQUIOT FOR COUNCIL ACQoN
From:
Frank A. Schuma
Planning Director
Planning
March 18, 1985
Subject:
Appeal of Tentativ Tract No. 12756
and Conditional U Permit No. 84-37
Mayor and Counci Meeting of
April I, 1985, 2:00 p.m.
Dept:
Date:
Synopsis of Previous Council action:
Previous Planning Commission action:
At the meeting of the Planning Commission on March 6 1985, the
following action was taken: '
The applications for Tentative Tract No. 12756 and Conditional Use
Permit No. 84-37 were unanimously approved.
The Negative Declaration for environmental review was also approved.
Recommended motion:
That the hearing on the appeal be closed and the decision of the
Planning Commission be affirmed, modified or rejected.
Q /L O-Jy\
Signature Frank A. Schuma
Contact person:
Frank A. Schuma
Phone:
383-5057
5
Supporting data attached:
Yes, Staff Report
Ward:
FUNDING REQUIREMENTS:
Amount:
Sou ree:
Finance:
Council Notes:
75.0262
Agenda Item No
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8150- Cable Canyon Road
San Bernardino, Ca 92407
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RECEIVED-CITY CLERr;
'85 liAR 12 AlD :28
l;jarch 11. 1985
Frank Schuma. Director
City of San Bernardino Planning Department
)00 North "D" Street
San Bernardino. Ca. 92418
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Re IW*Elctll~7S6: (APPEAL)
Attn. Ronald Running. Senior Planner and
Ed Gundy
".
Dear Mr. Schumal
This appeal is being filed against the negative declaration
of Tract #12756, C,U. Permit 84-)7. Campeau-Cable Lakes Associates
approved by the City Planning Commissioners at the March 6, 1985
meeting,
~y appeal is based on information that there are sensitive
biotio resources known to appear on the property, These sensitive
plants have been verified. specificallYI ERIASTRUM DENSIFOLUM,
ssp, sanotorum and, in addition, the site is potential habitat for
Chorizantes Leptoceras. as indicated in the Verdemont Area Plan
Environmental Im~ctReport, Both plants are candidates for species
ae tllreatened-.or .endangned ( CNPS . 1984) for. f"d.~) ,., "'t1Jlj"lIil't-. _"""""~\~'f"'1'l;
recommended by the U,S, Fish and Wildlife and California Department
of Pish and Game.
In view of these facts. I respectfully request the City of
San Bernardino receive comment from the U.S. Fish and Wildlife,
California Fish and Game services as to the negative declaration,
and request that this project not be allowed to proceed until a
full biological survey has been obtained.
~lt:~~
Helen Kopczynski
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1..I.lUlll~ ill' J.. III
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Q\MPEAU 0 . ~ ~)0 tt v
CORPORATION CAUF<?RNIA . ~ ; . \', .
. RI:CE'VEO-mr CLER,:
3931 MACARTHUR BLVD. SUITE Ill/NEWPORT BEACH..CA 92660/114-955:02'2
'85 MAP. 12 A9 :41
Man:h 8, 1985
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Mayor and u.....,OIl Council
City of San Bernardiro
City Hall - 300 N. "On street'
San Bernardiro, california 92414
Re: cable lake TraCt 112756, C.U. Permit N:>. 84-37 for 114 units
. by Cable r.akf! Assoc:i.iites. . . .
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On March 6, 1985, the Planning Cam1i.ssion awroved the aIDve Tract and
C.U. Pemli.t subject to certain conditions. We, Cable lake Associates,
are concerned al:lout a feM of these conditions as they affect us adversely.
'lberefore, we wish to arr-' for your revieM of these oonditions in
accordance with section 18-64-010 of the city ordinance.
BllCKGRXJND INFOIlMATICN
- '!he project site was previously appmved for II'Obile b::Ires on
private streets at 6 units per acre.
- '!he present tract is for the same 6 units per acre density fxaD
snall lot (4,000 sq. ft.) subdivision on ~lic streets.
- '!he zone change for PRO 7 units per acre was awroved on Februiu:y 4, 1985.
In the ~; ng part, we wish to state the reasons as to why the specific
conditioo are ~Uf?oLiate. '!he staff report dated March 6, 1985 is
attached herewith, and referred to in our foregoing ...............ts.
,
PLl\NNING DEPAmMENr <XHlITIalS
1) Condition 2 - page 6
Staff ~lll...ndati.on -'Dlis conditi.on inlx>ses mi.nimJm 1,000 sq. ft.
floor area for each unit.
Applicant's Ra:}uest - We request that this condition be changed to v"
state that ~ 1,000 sq. ft. per mit be
nquired.
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Mayor and CCJmDn Council
March 8, 1985
Page Tw:l
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we feel that this rcu.A"'.ended condition is inappropriate' for the following
reasons: .
a) As exp1iUned an page 1 of the attached sf::aff report
- '!he project is surrounded with the existing land uses
of vacant lands, pet cemetazy, freliMa.y and flood control
dwInel.
- '!he surroundi.nq zoning is MHP ~e Hanes), open space
and R-3 - 3,000. .
- General Plan designation of surroundi.nq lands are
8 to 14 U/;c and open space.
. '.l1le2:efore, we feel that the proposed tract at 6 U/;c density allowing
a small lot subdivision is ~i.ble with the surrounding area.
b) The project is distinctly separated with an extensive open
space b.1ffer zone of the flood control property and it has
no physical or p1.anni.nq relationship with the lands beyond
flood cx>ntrol area.
c) '.ftle project is zoned PRO 7 units per acre which has been i.nt:ended
for a smaller than R-l lots and units smaller than the
cxmventional R-1 zone. Tract map was sulrnitted concurrently
with the zone change to make this intentions clear.
d) Mininun 1,000 sq. ft. floor area applied only to R-l zoned
areas and the council did not put such a requiranent an other
zones.
e) It is iDpJrtant housing and plarming objectives of both, the
city's general plan and the proposed Verdem::mt area plan,
that the housing sOOuld be of various types and sizes to
serve the needs of different age and incnne group. '.ftle
~_....sed project provides variation between 800 sq. ft. -
2 bedrocm houses to 1,250 sq. ft. bedrocm rouses.
we feel this variation is necessary for Plarming and Marketing
reasons.
f) Present mi.ninun 1,000 sq. ft. requirement is related to 7,200 sq. ft.
large lot$. OUr project has 4,000 sq. ft. lot$ intended for
proportionately smaller units than the conventional houses an
7,200 sq. ft. lot$. .
q) '.ftle present plan is substantially ungraded frail the previws1y
appmved lIDbile ~ project on private streets.
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Mayor and a.........., c:ountO
March 8, 1985
Page 'nlree
2) Par~ 2 - page 5
Staff. Findings - Ret:lUirBnent
'l\<<l car garages per unit for all the units in the project.
APPlicant's Request
We request that reference be changed to 171 pUking spaces in
qaraqes. '1hi.s wuld pennit ~le 98:@3eS for half the ury.ts /
and s~le. gan!ges on the retllIi.ning, plus additional parking
. on the driveways. ---.
- PR) Zone (19-18-140 Ordinance) requires a mi.ninun of one
covered and unoovered parld.ng space per dwelling unit.
- In fact, even R-1 zone (19-56 ordinance) only one parld.ng
in garage or carport.
'.d1erefore, as per the city's oxdinance, rone of the above zones
require that parking space has to be in garages.
3) Paraqraph 3 - Paqe 6
Staff R=ul"..ooations
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The staff is recx:mnending a swinming p:x>l and spa within the ./
proposed park.
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APPlicant's :Request
We request that this J:........lIlendation be rejected for the
foll.owi.ng' reasons:
- The project provides already 3.5 acre paJ:k site for
approximately 310 people. '1hi.s alDUI1ts to 4 times
the park required under the city General Plan.
- ~ are asked to pay for the rnaint:enance of
this 3.5 acre park. 1ldditional 8Wi.nming p:x>l and
. spa is unnecessary b1rden on Haneawners.
- We feel that if these facilities will. be used only by
the ~ and they lIIOuld pay the cost of these
facilities, including the maintenance, then the Hc.mecwners
sOOuld be provided with the option on what facilities
they wuld like to use in their paJ:k.
- As indicated by the existinq projects, the single family
~ do rot tern to use swinming p:x>l facilities
in \.A.a'I'LlU areas.
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Mayor and u......... ~
Mu:ch 8, 1985
Page Four
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4) Pa.rIt dedication to the city
'l!1e proposed 3.5 acre park in the project would be maintained
by a land~ maintenance district to be fo.",..Il. As a result
. of this method and considering' th&t all the stteets are plblic
there will not be. any li::mecwner' s AsSoc:i.ation required.
'J.tIerefore, we would like to -'lMiCllte the proposed park to
the city.
In clDeinq. we t:hBnk the Mayor and u.....uu Council for its CXIlSideration
of our above requests for the ~ to the planninq camdssion l.........,eD3ations.
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--. t%vly f.; .",.j ,.., L
Ratan Rege
DiJ:ector of. Land Developnent
RR:ran
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300 ~ORTH "0" STREET, SAN BERNAROINO. CALIFORNIA 9241B
W.R. "BOB" HOLCOMB
Mlyor
Members of the Common Council
Robert A. Caltaneda . . . . . . . . . First Ward
JlCk Reilly. .......... . . . Second W.rd
Ralph H.rnandlz . . . . . . . . . . . Third Ward
Steve MukS .. . . . . . . . . . . . Fourth Ward
GordonQulel............. FlfthW.rd
Dan Frazle, ....... 0.'.... .SlxthW.rd
Jack Strickler . . . . . . . .. . . . .5w.nth Ward
March 18, 1985
J. E. Bonadiman and Associates
P.o. Box 5852
San Bernardino, CA 92412
Dear Sir or Madame:
At the meeting of the Planning Commission on March 6, 1985, the
following action was taken:
The applications for Tentative Tract No. 12756 and Conditional
Use permit No. 84-37, to establish a 120 unit single-family
detached subdivision on substandard size lots with a common
recreational facility in the PRD-7U Planned Residential zone at
seven units per acre on property consisting of approximately 20
acres having a frontage of approximately 1,568 feet on the north
side of Frontage Road and being located approximately 1,100 feet
westerly of the centerline of Little League Drive, were approved
based upon findings of fact contained in the staff report dated
March 6, 1985 and subject to the conditions and standard
requirements listed therein, with the following modification:
Conditions:
6. Delete ent~re condition.
According to
18.20.130.,
tract map:
8The decision of the Commission shall be final unless appealed to
the Mayor and Common Council in writing. The written appeal
the San Bernardino Municipal
the following applies to the filing
Code, Chapter
of 'a tentative
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J. E. Bonadiman and Associates
March 18, 1985
page 2
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shall be submitted to the office of the City Clerk within ten
days from the date of the meeting.-
If no appeal is filed pursuant to the previously ~entioned
provisions of the San Bernardino Municipal Code, the action of
the Commission shall be final.
SCRUMA
Director
~f
CCI Building and Safety Dept.
Engineering Division
Cable Lake Associates
3931 McArthur Boulevard, 1113
Newport Beach, CA 92660
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
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SUMMARY
AGENDA ITEM
HEARING DATE
WARD
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3-6-85
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Tentative Tract ~. 12756
and
Conditional Use Pc:mlt No. 84-37
APPLICANT: J.E. Bondamin & Assoc.
P.O. Box 5852
San Bernardino, C'A 92412
OWNER: Cable lakes Association
3931 MacArthur Blvd.
I t Beach C'A 92660
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Subject prcro.erty is an irrep,u1arly-shaped parcel of land
consisting of apProximately 20 acres having a frontage of
approximately 1,568 feet on the north side of Frontage Road
and being located aporoximately 1,100 feet westerly of the
centerline of Little League Drive..
The proposal is to establish a 114-tinit single-family detached
subdivision on substandard size lots with coomm recreational
facility in the planned residential develO!X\1f!Il.t at 7 units per
acre.
(
R-3-3000
MHP
GENERAL PLAN
DESIGNATION
Residential 8-l4u/ac.
Open Space
Freeway
Residential 8-l4u/ac,
Residential 8-l4u/ac.
PROPERTY
Subject
North
South
East
lles t
EXISTING
LAND USE
Vacant
flood Control Channel
Freeway
Pet CEmetary
Vacant
ZONING
PTID-7/u
"0" - Open Space
GEOLOGIC / SEISMIC DVES FLOOD HAZARD DVES OZONE A ( SEWERS DVES )
HAZARD ZONE ~O ZONE oNO OZONE 8 EXNo
HIGH FIRE IKJvES AIRPORT NOISE / DVES REDEVELO!'MENT DVES
HAZARD ZONE DNO CRASH ZONE :mNO !'1l0JECT ARU XltNO
-' o NOT D POTENTIAL SIGNIFICANT Z U APPROVAL
~ APPLICABLE EFFECTS 0
WITH MITIGATING - ~
Z(I) Mt:ASUIlU NO [.I.R. ~ CONDITIONS
LL1(!) o EXEMPT D E.I.Il. IlEQUIIlED BUT NO LL.O D
2Z LL.~ DENIAL
Z- SIGNIFICANT EFFECTS
00 WITH MITIGATING ~:I 0 CONTINUANCE TO
Q:Z MUSURES (1):1
s:ii: ~NO 0
Z o SIGNIFICANT EFFECTS 0
LLI SIGNIFICANT SEE ATTACHED E. R. C. LLI
EFFECTS MINUTES Q:
NOV. 1911 REYIIED ~ULY 1111
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE TT 12756 &
OBSER"ATIONS CUP R4-~7
y,,", I '. ~~~~?:GI1~~E \ "-R~
PAGE ?
1. The applicant is proposing to establish a 114-unit planned
residential development on approximately 20 acres located on the
north side of Frontage Road approximately 1,568 feet west of
little league Drive in the PRD-7, Planned Residential Development
zone at 7 units to the acre.
2. The development plan and tentative tract map which is being pro-
posed is subsequent to a request for a change of zone which was
approved at the Planning Commission meeting of January 22, 1985.
Prior to the approval of thi s change of zone, the Mayor. and Common
Council determined that the project, even though it lies within
the high fire hazard area and only has one means of access into
the site, does not require two means of access as Code requires
for developments within the high fire hazard area. Additionally,
the Mayor and Common Council waived the requirement for a focused'
EIR to discuss the issue of traffic and emergency evacuation
impact for not providing a dedicated secondary means of access to
the site thereby issuing a Negative Declaration for the project.
3. The proposal before the Commission is to create a 115-10t,
114-uni.t single-family detached development with lots ranging in
area from 4,000 square feet to 5,625 square feet.
4. lot "A" is desi gnated as bei og a recreati. ona 1 amenity area wi thi n
the center of the development. The submitted site plan indicates
that 18 percent of the site wi 11 be devoted to common open space.
In the past, the Commission has granted single-family PRD's to
maintain a minimum of 18% usable common area by considering part
of the private yard areas. within the 25% open space. No amenities
are designated within the common recreational area such as pools,
spas, tennis courts, etc. A condition of approval is attached
requiring a plan of the common open space be submitted to the
Planning Department for review and approval.
5. The floor .p1ans submitted with the application for the Conditional
Use Permit indicate that there will be 4 plans to be considered
for this project. A description of these plans are as follows:
Plan Bedrooms Ba th s Area Stori es
A 2 1.5 1,000 1
B 2 1.5 800 1
C 2 2 1,200 1
D 3 2 1,250 2
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE TT 12756 &
OBSER\IATIONS CUP 84 ~7
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PAGE ':\
As indicated above, Plan B is a two-bedroom unit of 800 square
feet. The minimum area established by Code for single-family
developments is 1,000 square feet in the R-1 zones. With the pro-
cess of a Conditional Use Permit consideration is to be made in
determi ni ng compati bi lity wi th the surroundi n9 area. Thi s is
predomi nant1y an area of R-1 1-acre and R-1 21/2 acres zoni ng.
Larger estate type homes would be expected to be constructed
within this zoning area. Single-family homes have been typically
established of having a minimum floor area of 1,400 square feet.
Consideration of the area of homes existing and those that are
potentially to be built in this area. An 800 square foot home is
not considered compatible and could deter the economic development
of the area. It is Staff's opinion that the minimum unit size
for this project be raised to meet the minimum established under
the R-1 zones and thereby be more compati b 1 e wi th the homes of the
area.
Directly adjacent and to the north of the site (opposite the flood
control channel) lies R-1-2~ acre zoning Which is vacant for the
time being. In time, these lots will begin to develop on these
estate sized lots with typically large homes. A development of a
project Whereby nearly 30 percent of the housing is for 800 square
feet can have a negative impact on the future development of the
area.
6. Internal circulation for the project is created through a loop
system of 50-foot wide public streets with two cul-de-sacs.
Access to the site wi 11 be vi a two entry poi nts on Frontage Road.
The site falls within the High Fire Hazard Area which requires two
means of dedicated ingress/egress, and as previously mentioned in
Observation No.2, the Mayor and Common Council have waived a
dedicated secondary means of access (Frontage Road being the pri-
mary means of access). The secondary means of access being pro-
posed is private roadway on top of the proposed improved flood
control channel back-out to Little League Drive approximately 25
feet from the intersection of Little League Drive and Frontage
Road.
At the ends of each of the two cul-de-sacs are flag lots in order
for the developer to retain his unit count and density. Staff has
concerns with squeezing the narrow lot on cul-de-sac ends in this
manner. Lots on straight streets have sufficient area in front of
the lot for one additional vehicle space for guest parking. In
the cul-de-sac bulbs with tight lot frontages there will be insuf-
ficient distance between driveways to park one vehicle. In cases
such as this that vehicle Which would typically park in front of
the unit would now be required to park in front of another unit on
the throat of the cul-de-sac. This would cause a cumulative
displacement of vehicles down the street.
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE TT 12756 &
OBSER"ATIONS . CUP 84-37
Y "" I. ~~~~~:G 16~~E ~-6-85
PAGE {"
Flaq lots are typically found in hilly terrain and not on flat
terrain such as the subject site. Staff recommends that a
typical "pie shaped" lot be placed at the end of these cul-de-sac's
rather than the flag shaped lots. A conditjon has been attached
requiring such shaped lots if the Commission desires such lots.
7. The surrounding land uses are a proposed mobile home park to the
north of the site zoned MiP (Mobile Home Park), the flood control
.. channel to the east ("0" - Open Space), the Gateway Pet Cemetary
to the south (R-3-3000) and the Barstow Freeway to the west.
8. The previous tract that was approved for this site had a sound
study prepared for the then approved mobile home subdivision.
Within that sound study, a mitigation measure was made that for
those lots adjacent to Frontage Road, a wall 7.5 feet in height
must be constructed in order for an inside and outside 45 CNEL and
65 CNEL respectively, be maintained. The applicant is proposing a
combination 7-foot berm and 6-foot masonry wall (total 13 feet in
height) adjacent to the frontage road right-of-way.
9. A combination 3-foot wall and 3 feet of wrought iron atop this
wall is being proposed adjacent to the SBCFD Channel. Staff is in
agreement with this wall material. The submitted elevations of
the homes proposed indicate that they will have an exterior
building material of stucco and the proposed roofing material,
although not noted on the plans, would need to meet the require-
ments of the Fire Department being that the project site lies
within the High Fire Hazard Zone.
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r- CITY OF SAN BERNARDINO PLANNING DEPARTMENT'"
CASE TT 12756 &
FINDINGS f ~ACT . . cUP 84-37
O. AGENDA ITEM 4
'. HEARING DATE 3-6-85
\0... PAGE 5 ....
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FINDINGS OF FACT FOR TENTATIVE TRACT NO. 12756
1. The proposed tentati ve tract map is in conformance wilth the State
Subdivision Map Act and the City Subdivision Ordinance.
2. Once recorded, each lot wi thi n the tract wi 11 have frontage on a
dedicated street.
3. The desi gn of the proposed subdi vi si on wi 11 not confl i ct wi th
known easement acquired by the public at large.
4. The design of the subdivision and type of improvements are not
likely to cause serious health problems as sewer and water will be
improved.
FINDINGS OF FACT FOR CONDITIONAL USE PERMIT NO. 84-37
,
1. The proposed density of 6 units per acre is in accor~ance with the
present General Plan designation of 4-7 units per acre and is in
keepi ng wi th the proposed alternatives for the Verdemont Study now.
underway. The applicant has further written a statement
precluding himself or any future development from receiving bene-
fits of a density bonus.
2. A total of 228 covered parking spaces are being provided in two
car garages per unit. Additional guest parking spaces are pro-
vided in the driveways of each unit.
3. The site is adequate in size and shape to accommodate the proposed
development. All setbacks, parking requirements and lot coverage
must meet City Municipal Code requirements pursuant to Planned
Residential Developments.
4. The use is deemed desirable and with an increase in proposed mini-
mum floor area to that of 1,000 square feet. The construction
wou1 d be more compati b 1 e wi th the few homes that exi st in the area
and with the development standards of future residential develop-
ment in the area.
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CITY OF SAN BERNARDINO PlANNING DEPARTMENT
CASE TT 12756 &
CONDITIONS cUP 84-37
AGENDA ITEM 4
HEARING DATE 3-6-85
. PAGE 6
1. A landscape maintenance district or another type of maintenance
arrangement acceptable by the City shall be established for the
tract prior to recordation.
2. The minimum floor area for the proposed units shall not be less
than 1,000 square feet.
3. A plan shall be submitted to the Planning Department depicting
the type and pl acement of recreati ona 1 ameni ti es wi thi n the COlll11On
open space and shall as a minimum include recreational equipment,
swimming pool and spa. The common open space shall maintain a
minimum of 18 percent of the project site.
4. A three-foot block wall wi th additi ona 1 three feet of wrought iron
shall be placed on the northerly property line adjacent to the .
flood control channel.
5. A site plan of the footprints of each of the units be submitted to
the Planning Department for review and approval prior to the
issuance of building permits. Revised floor plan be submitted at
the same ti me i ndi cati ng mi ni mum area of the units to be 1,000
square feet.
, Delet ------6~--;taA~a~~-D~~e-~ha~e~D-~et~-~ha~~-~e-e~ta~~~~he~-at-the-eRg~-ef
ea€h-€Y~-~e-~a€-~th~R-the-~eve~epmeAt-~athe~-thaR-the-p~epeseg
f~a~-~et~,--~he-f~Ra~-ma~-~ha~~-~ef~e€t-~Y€h-ehaRges-p~~e~-t9
~e€e~~at~eR-ef-the-~a~~-map, .
RECOMMENDATION
Based upon the observations and findings of fact, Staff recommends
approval of Tentative Tract No. 12756 and Conditional Use' Permit No. 84-37
and the acceptance of the previously adopted Negative Declaration by the
Mayor and Common Council.
Respectfully submitted,
FRANK A. SCHUMA
Planning Director
11111.111 III
CITY QF SAN BERNARDI~O
( STANDARD REQUIREMENTS
CASE 'IT 12756 &
CUI" 84- :n
AGENDA ITEM 4
'HEARING DATE 3-6-8~
PAGE 7
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RESIDENTIAL DEVELOPMENT
1. TTl2756 & CUP 81+-37
shall bein effect for a period of 24months from the
date of approval by the Planning Commission and/or Planning Department.
However, if no development has been i niti ated at the end of the ~.:month
time period the approval shall expire. Additional time may be approved
by the Planni ng Commi ssion upon request of the applicant prior to expira-
ti on of the .1.4-month ti me peri od. Expi rati on Date: March 6, 1987 .
2.
COVENANTS, CONDITIONS AND RESTRICTIONS FOR P.R.D.
(
a. The Covenants, Conditions and Restrictions (CC&R's) shall be reviewed
and approved by the Planning Department prior to final approval of the
tract maps. The CC & R's shall include liability insurance and methods
of maintaining the open space, recreation areas, parking areas, private
roads, and exterior of all buildings. The CC&R's shall also include
a statement that no radio frequency antenna shall be included within
the complex except for central antenna systems.
b. No lot or dwelling unit in the development shall be sold unless a cor-
poration, association, property owner's group, or similar entity has
been formed with the right to assess all properties individually owned
or jointly owned which have any rights or interest in the use of the
common areas and common facilities in the development, such assessment
power to be sufficient to meet the expenses of such entity, and with
authority to control, and the duty to maintain, all of said mutually
available features of the development. Such entity shall operate under
recorded CC&R's which shall include compulsory membership of all
owners of lots and/or dwelling units and flexibility of assessments to
meet changing costs of maintenance, repairs, and services. Recorded
CC&R's shall permit enforcement by the City of provisions required by
the City as conditions to approval. The developer shall submit evi-
dence of compliance with this requirement to, and receive approval of,
the Commission prior to making any such sale. This condition shall not
apply to land dedicated to the City for public purposes.
c. Every owner of a dwelling unit or lot shall own as an appurtenance to
such dwelling unit or lot, either (1) an undivided interest in the com-
mon areas and facilities, or (2) a share in the corporation, or voting
membership in an association, owning the common areas and facilities.
d. Maintenance for all landscaped and open areas, including parkways,
shall be provided for in the CC&R's.
e. The CC&R's shall contain wording prohibiting the storage or parking
of trailers, boats, campers, motor homes, and similar vehicles outside
of the specified common areas.
\...
MAY'..
~
U. 'OIl" A
PA8E 101'1
"",.. "
CITY OF SAN B
NARDIN
.
CASE 11 12756 &
CIlP 84- "17
AGENDA ITEM -_4
. HEARING DATE ~f.-R~
PAGE 8
(
STANDARD REQUIREMENTS
,.
3.
PARKING:
(
a. This development shall be required to maintain a minimum of parking
. spaces. 228
b. All parking and driving aisies shall be surfaced with two inches of AC
over a suitable base or equivalent as approved by the City Engineer.
~arking spaces shall be striped and have wheel stops installed at least
three feet from any building, wall, fence, property line, or walkway.
c. Whenever an off-street parking area is adjacent to or across an alley
from property zoned residential, a solid decorative wall six feet in
height shall be erected and maintained along the property line so as to
separate the parking area physically from the residentially zoned pro-
perty, provided such wall shall be three feet in height when located
within the required front or street side yard setback. Where no front
or street side yard is required, such wall shall be three feet in
height when located within ten feet of the street line. Said wall
shall be located on the north , south , east , west or
peripheral property lines.
d. Whenever an off-street parking area is located across the street from
property zQned for residential uses, a solid decorative wall or equiva-
lent landscaped berm not less than three feet in height shall be
erected and maintained along the street side of the lot not closer to
the street than the required depth of the yard in the adjoining resi-
dential area. No fence or wall located in the front setback shall
obscure the required front setback landscaping. Said wall shall be
located on the north , south , east , west , or
peripheral property lines.
All parking areas and vehicle storage areas shall be lighted during hours
of darkness for security and protection.
5.
Recreational vehicle storage areas shall be screened by at least a six-foot
high decorative wall with screened gates.
There shall be provided for each unit, within the garage or carport, or
other specifically designated area, a 10ft or other usable storage area
with a minimum of 150 cubic feet in addition to standard utility storage.
Traffic bumps provided on the interior private roads shall be subject to
the City Traffic Engineer's approval.
A commercial-type drive approach, as shown on Standard Drawing No. 204 or
equivalent, shall be constructed at each entrance to the development.
L?c~t!on and design shall be subject to approval of the Engineering
01 VI SI on.
4.
~
...
IJI. 'ORM A
PAGE I OF'
MAY 8.
_1.1.1I11!.__.ll"j 11'1
cn:y OF SAN B
NARDINO
CASE IT 12756 ["
l.;lli" b4-j/
AGENDA ITEM ...i._
.HEARING DATE 3-6-SS-
PAGE 9
(
ST ANDARD REQUIREMENTS
~
~
6,
Prior to issuance of any building permit, access rights shall be granted to
the City for the purpose of allowing access over the private drives within
the project for all necessary City vehicles including fire, police, and
refuse disposal vehicles, and any other emergency vehicles. The documents
covering this matter shall be prepared by t~e owner and approved by the
Planning Department.
All refuse storage areas are to be enclosed with a decorative wall.
Location, size; type and design of wall are subject to the approval of the
Planning Department and Division of Public Services Superintendent.
Energy and noise insulation shall comply with all state and local require-
ments.
.
I,
7.
LANDSCAPING:
(
a. Three copies of a master landscape plan shall be submitted to the
Planning Department/ Park and Recreation Department for review and
approval. The plan shall include, but not be limited to, the
following:
1) Size, type, and location of plant material proposed.
2) Irrigation plan.
3) Such other alternate plants, materials and design concepts as may
be proposed.
4) Erosion control plans.
b. Tree varieties and exact locations will be determined prior to planting
by the Director of the Park and Recreation Department or his/her
designee. A minimum number of one-inch ca1iper/15 gallon,
multibranched trees shall be planted within the parkway for each of the
following types of lots, as per the City's specifications:
1) Cul-de-sac lot -- one tree;
2) Interior lot -- two trees;
3) Corner lot -- three trees.
c. To protect against damage by erosion and negative visual impact, sur-
faces of all cut slopes more than five feet in height and fill slopes
more than three feet in height shall be protected by planting with
grass or ground cover plants. Slopes exceeding 15 feet In vertical
height shall also be planted with shrubs, spaced at not to exceed ten
II...
MAY 14
~
t.R. 'ORM A
PAHIOfS
I """
OF
SAN
BE
ARDINO
.
IT 12756 {,.
CASE
LUl:" l)4-3/
( ST ANDARD REQUIREMENTS
AGENDA ITEM it.
I;lEARING DATE ~-6-8S
PAGE 1-0
~
""
8.
9.
10.
\0.
MAY 84
feet on centers; or trees, spaced at not to exceed 20 feet on centers;
or a combination of shrubs and trees as cover plants. The plants
selected and planting methods used shall be suitable for the soil and
climatic conditions of the site:
Trees 10%, 15 ga1'lon; 40%, 5 gallon; 50%, 1 gallon.
Shrubs 20%, 5 gallon; 80%, 1 gallon.
Ground cover'100% coverage.
Three copies of the landscaping plan reflecting the above requirements
and placement of street trees (if required) shall be submitted for
review and approval by the Planning Department and the Park and
Recreation Department.
d. Slopes required to be planted shall be provided with an irrigation
system approved by the Park and Recreation Department.
e. The maintenance of graded slopes and landscaped areas shall be the
responsibility of the developer until the transfer to individual
ownershi p.
f. All grading and drainage facilities, including erosion control planting
of graded slopes, shall be done in accordance with a grading plan
approved by the City Engi neer. A gradi ng permit shall be obtai ned
prior to any grading being done.
4,000
All lots shall have a minimum area of square feet, a minimum depth of
80 feet, and a mi ni mum wi dth of .40 ~eet, ( 55 feet on corner lots). 1 n
addition, each lot on a cul-de-sac or on a curved street where the. side lot
lines thereof are diverging from the front to rear of the lot, shall have a
width of not less than 40 fpet measured at the building setback line as
delineated on the tract map.
Where lots occur on the bulb of the Cul-de-sac, a minimum lot depth of
feet will be permitted. If the proposed depth is less than ____feet, a plot
plan must be submitted to demonstrate that a buildable lot area is possible
and to justify the lesser depth.
Variable front building setback lines of at least 18 feet and averaging
20 feet, and side street building setback lines l~eet shall be delineated
on the final tract map. All garage entrances on a dedicated street shall
have a minimum setback of 18 feet.
Perimeter walls and walls required along the rear of all double frontage lots
shall be designed and constructed to incorporate design features such as .
tree planter wells, variable setback, decorative masonry, columns, or other
such features to provide visual and physical relief along the wall face, j
III fORII A
PAIlE 4 Of .
.
111111" III
CITY OF SAN B
NARDIN
.
CASE TT 12756 &
CUP !S4- j I
AGENDA ITEM It
,HEARING DATE 3-6-85
PAGE .ll
. STANDARD REQUIREMENTS
11.
~
12.'
~
14.
.
15.
16.
17.
.
..
\...
MAY 84
..,
The developer shall obtain Planning Department approval of the visual or
engineering design of the proposed wall.
When graded slopes occur within or between individual lots, the slope face
shall be a part of the downhi 11 lot. Excepti ons to thi s requi rement must
be approved by the City Engineer.
Grading and revegetation shall be staged as required by the City Engineer
in order to reduce the amount of bare soil exposed to precipitation.
Compliance with all recommendations of the Geology Report shall be required
(if applicable).
Any clubhouse, swimming pool, spa, putting green, picnic areas or other
amenities shall be installed in the manner indicated on the approved site
plan.
During construction the City Engineer may require a fence around all or a
portion of the periphery of the tract site to minimize wind and debris
damage to adjacent properties. The type of fencing shall be approved by
the City Engineer to assure adequate project site maintenance, clean-up and
dust control.
No roof-mounted equipment shall be placed on any building unless screened
as specifically approved by the Planning Department (except for solar
collection panels).
Within 75 feet of any single-family residential district, the maximum
height of any building shall not exceed one-story or 20 feet unless the
Commi ssi on determi nes that due to unusual topographi ca 1 or other features,
such restrictive height is not practical.
All utility lines shall be installed underground subject to exceptions
approved by the Planning Department and the City Engineer.
No certificate of occupancy shall be issued prior to compliance with these
Standard Requirements as well as all provisions of the San Bernardino
Municipal Code.
~
.._. fOI\lI A
PAIEICI'I
"'''I'' ,,~""
ITV OF SAN BEOARDINO ().
. .
STANDARD REQUIREMENTS
. CASE TT 12756 &
CUP 84-17
AGENDA ITEM "-
HEARING DATE 1-F. R~
. PAGE 12
I
~ Drainage and Flood Control:
a. All necessary drainage and flood control measures shall be sub-
ject to the recommendations of the San Bernardino County Flood
Control District (reference their letter dated 07/31/84) and the
requirements of the City Engineer. The developers Engineer shall
furnish' all neces~ary data relating to'drainage and flood control.
b', The development is located within a .Zone A"1 on the Federal .
Insurance Rate Haps; therefore, all building pads shall be raised
above the surrounding area as approved by the City Engineer.
Certificate of flood proofing- on all lots will be required from
the developer's Engineer. . .
c. Proper facilities for disposing of spring water from known'sources
or if diSCoVered during construction shall be provided to protect
proposed buil di ng founda ti ons. .
d. All drainage from the development shall be directed to a public
dedicated street, alley, or. drainage facility. If this is not
feasible, proper drainage facilities and easements shall be
provided to the satisfaction of the City Engineer.
fees to be paid to the City Engineer prior to recordation of the Final
Map:
a. An electrical energy fee for street lights for a period of 48
months.
Little League Drive
b. The development will use ~~-Street for access; therefore, a
fee for the proportionate share of the cost of the future project
to extend the frontage road will be required. The fee will
be $625 per acre.
c. The developer shall be assessed a fee for future traffic
si gna 1 sat Palm Avenue and Kenda 11 Dri ve based upon tri p
generation data @ $7.00/trip.
~ Street Improvements and Dedications:
a. All public streets within and adjacent to the development shall
be improved to include combination curb and gutter, sidellaH,
paving, ornamental street lights, and appurtenances as required
by the City Engi neer.
\..
. .
~
I ''''" 'I
,
CITY OF SAN
NARDIN
STANDARD REQUIREMENTS
CASE TT 12756 &
CUP 84-37
AGENDA ITEM 4
HEARING DATE 3-6-85
PAG E 13
-' - ------.-.-. ---.--.....-.--..-....-.--.-----.
. b. The structural section {or all 'streets shall be designed and
submitted to the City Engineer for approval using a TI
ass i gncd by the City Engi neeI' and an R va 1 ue obta i ned on the
subgrade after rough grading by a recognized soils testing lab.
All streets shall have a minimum ~C thickness of 2-1/2 inches.
c. All driveway approaches shall be constructed to City standards
or. as may be approved by the City Engineer.
, .
d.. Street signs and other regulatory signs shall be installed at
~he developer's expense aSJequjred by .the City Engineer.
e. Curb returns and cOl'responding property line returns shall
be provided at the intersectio'n(s) (20,.foot radius forall
streets).
f. For the'streets listed. below, dedication of adequate street
right-of-way' (R.U.) to provide the distance from street
centerline to property line and placement of the curb line.
(C.L.) in relation to the street centerline shall be as
.: . -follows (for the streets marked * the exi sting. improvements
. . shall be removed and replaced to the dimensions noted):
Street Name
R.W.(ft,l
30
25
C.L.(ft. )
20
18
b. Each parcel shall be graded to drain to a pub1 ic dedicated street,
alley, or drainage facility. If this is not feasible, proper
drainage facilities and casements shall be provided to the
s!ltisfaction of the City Engineer.
c. All slopes shall be contained within the lower parc~ls
affected by the slope. In some instances, this requirement will .
n'ecessitate the use of retaining walls or slope casements on
adjacent property. .
d, Slope planning ~lith an irrigation system to prevent erosion shall
be provid~d as specified by the City Engineer. .
"""" I
CITY OF SAN B
NARDINO
TT 12756 &
. CASE
CUP 84-37
AGENDA ITEM 4
HEARING DATE 3-6-85
. PAGE 14
STANDARD REQUIREMENTS
21. Utilities:
a. Each parcel shall he provided vlith'separate water and sewer
facilities so it can be served by the City. Said facilities
must be extended from Little Le'ague Drive at no cost to the City.
b. A sewer backflow prevention device is-required for all par-
cels with building finished floors lower than the nearest up-
stream manhole rim of the serVing sewer main.
c. Sewer main extensions required.to serve the site shallbe
constructed at ~he'developer's expense.
.d. Utility services shall be placed underground and easements
provided as required.
e. All existing 'overhead utilities shall be placed underground
in accordance. with Section 18.40.3BO of the City Code
and shall be so indicated upon the improvement plans for the
. streets.' . .
22.
If the project is to be developed in phases, each individual
phase shall be designed to provide maximum public safety,
convenience for public service vehicles, and proper traffic
circulation. In order to meet.this requirement, the following
will be required prior to the finalization of any phase:
a. Completion of the improvement plans for the total project or
sufficient plans beyond the phase boundary to verify the
feas.ibility of the design to the satisfaction of the City
Engineer.
b. ^ plan shall be submitted for review and approval by the
Engineering Oivision, Fire, and Planning Departments
'indicating v/hat improvements will be constructed ~lith the given
phase, subject to the follovling:
(1) dead-end streets shall be provided with a minimum 32-
foot radius paved turnaround area,
(2) ha1f-~lidth streets shall have a minimum 211-foot paved width,
(3) street improvements beyon~ the phase boundaries, as
necessary to provide secondary access,
III 'I"~. I
(.)
CITY OF SAN BERNARDINO
ST ANDARD REQUIREMENTS
CASE TT 12756 &
CUP 84-37
AGENDA ITEM 4
HEARING DATE 3-6-8';
PAGE 1 ';
--.. ~._-. - --~--
(4) drainage facilities, such as storm drains, channels.
earth berms, and block wall s, as necessary, to protect the
development from off-site flows,
(5) a properly designed water system capable of providing
required fire flO\1, perhaps 100,1[\9 0'1' extending beyond
the phase boundaries, .
(6) easements for any of the above and the installation
of necessary utilities, and
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT ~ ,... AGENDA ..,
ITEM #
LOCATION
CASE T T #127')6 E. r. T1 P
ftfl4- "H
HEARING DATE ,,/6/85
4
....
~
~
R -1- 2 '/2 ACRES
i'.w)
"'= 800'
"0.
R-I-2\i; ACRES
2
"0.